137 York Rd · Zelienople, PA 16066

$89,000

3 bd · 1.0 ba · 1,509 sqft · Manufactured public records · 62 Days on market

Built 2014 $789/mo HOA · 40% of rent ↓ 19% since listing

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 137 York Road! This 3 bed 2 bath home has been meticulously cared for and is ready for its next owner. Step up to the covered front porch with composite decking and into the entry that flows seamlessly into the living room. Large windows give this space tons of natural light that carries through the open concept into the dining room and kitchen. Abundance of kitchen cabinets allows for plenty of storage. Additional space off kitchen with door leading to front deck is perfect for home office area or additional seating space. The large owner's suite has a walk-in closet, ensuite with two sinks, glass shower, and tub. Two additional bedrooms, a full bathroom, and a laundry room complete this beautiful home. Step outside through the sliding door to a composite deck on side of the house. There is a wheelchair ramp from the driveway leading to this door. Enjoy all the Cranberry Twp and Zelienople amenities!

Key facts

• Covered front porch
• Large windows
• Walk-in closet

Tags

• COVERED FRONT PORCH
• COMPOSITE DECKING
• LARGE WINDOWS
• ABUNDANCE OF KITCHEN CABINETS
• HOME OFFICE AREA
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.1% in Zelienople — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#120 in PA, #954 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, housing A+; Watch: commute F.
• Seneca Valley SD (rural): math 48% / reading 67% proficiency, ranked #73 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-1.9%/yr); 288 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Butler County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.21% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.43×
• Total profit: $-14,164
• Equity at exit: $13,270

10-year hold

• IRR: -39.7%
• Equity multiple: -0.01×
• Total profit: $-25,294
• Equity at exit: $7,695

Cash invested: $24,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 16066

• Rents YoY: -1.9%
• Active inventory: 288
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$467
• Tax from tax record: −$172 /mo · $2,065/yr
• Insurance: −$37
• HOA: −$789
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $86

Break-even live

Break-even rent $1,854

Max offer price $89,000

Occupancy floor 91%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Stockton Rdg Cranberry Township, PA	3.0	2.0	1531	$1,900	$1.24	21d	1	0.69mi
517 Stockton Rdg Cranberry Township, PA	3.0	2.0	1531	$1,900	$1.24	24d	1	0.72mi
508 Stockton Rdg Cranberry Township, PA	2.0	2.0	1281	$1,700	$1.33	44d	1	0.72mi
217 Stockton Rdg Cranberry Township, PA	3.0	2.0	1343	$1,950	$1.45	44d	1	0.75mi
109 Stockton Rdg Cranberry Township, PA	2.0	2.0	1282	$1,800	$1.40	44d	1	0.78mi
862 Sunset Cir Evans City, PA	3.0	2.5	1383	$1,800	$1.30	3d	1	1.18mi
1000 Barney Ln Cranberry Twp, PA	2.0–3.0	1.0–2.0	1020	$1,328	$1.30	2d	4	1.20mi

HOA detail

• Monthly dues: $789 · $9,468/yr

Listing history 18 events

1. 2026-06-10
   status $89,000 Pending 62 DOM
2. 2026-06-09
   days on market $89,000 Active 62 DOM
3. 2026-06-08
   days on market $89,000 Active 61 DOM
4. 2026-06-07
   days on market $89,000 Active 60 DOM
5. 2026-06-05
   days on market $89,000 Active 57 DOM
6. 2026-06-03
   days on market $89,000 Active 56 DOM
7. 2026-06-02
   days on market $89,000 Active 55 DOM
8. 2026-06-01
   days on market $89,000 Active 54 DOM
9. 2026-05-31
   days on market $89,000 Active 53 DOM
10. 2026-05-04
    status Active 930-char remark

    Show marketing remark (930 chars)

    Welcome home to 137 York Road! This 3 bed 2 bath home has been meticulously cared for and is ready for its next owner. Step up to the covered front porch with composite decking and into the entry that flows seamlessly into the living room. Large windows give this space tons of natural light that carries through the open concept into the dining room and kitchen. Abundance of kitchen cabinets allows for plenty of storage. Additional space off kitchen with door leading to front deck is perfect for home office area or additional seating space. The large owner's suite has a walk-in closet, ensuite with two sinks, glass shower, and tub. Two additional bedrooms, a full bathroom, and a laundry room complete this beautiful home. Step outside through the sliding door to a composite deck on side of the house. There is a wheelchair ramp from the driveway leading to this door. Enjoy all the Cranberry Twp and Zelienople amenities!

11. 2026-04-23
    status Pending 930-char remark

    Show marketing remark (930 chars)

    Welcome home to 137 York Road! This 3 bed 2 bath home has been meticulously cared for and is ready for its next owner. Step up to the covered front porch with composite decking and into the entry that flows seamlessly into the living room. Large windows give this space tons of natural light that carries through the open concept into the dining room and kitchen. Abundance of kitchen cabinets allows for plenty of storage. Additional space off kitchen with door leading to front deck is perfect for home office area or additional seating space. The large owner's suite has a walk-in closet, ensuite with two sinks, glass shower, and tub. Two additional bedrooms, a full bathroom, and a laundry room complete this beautiful home. Step outside through the sliding door to a composite deck on side of the house. There is a wheelchair ramp from the driveway leading to this door. Enjoy all the Cranberry Twp and Zelienople amenities!

12. 2026-03-27
    listed $89,000 Active 930-char remark

    Show marketing remark (930 chars)

    Welcome home to 137 York Road! This 3 bed 2 bath home has been meticulously cared for and is ready for its next owner. Step up to the covered front porch with composite decking and into the entry that flows seamlessly into the living room. Large windows give this space tons of natural light that carries through the open concept into the dining room and kitchen. Abundance of kitchen cabinets allows for plenty of storage. Additional space off kitchen with door leading to front deck is perfect for home office area or additional seating space. The large owner's suite has a walk-in closet, ensuite with two sinks, glass shower, and tub. Two additional bedrooms, a full bathroom, and a laundry room complete this beautiful home. Step outside through the sliding door to a composite deck on side of the house. There is a wheelchair ramp from the driveway leading to this door. Enjoy all the Cranberry Twp and Zelienople amenities!

13. 2024-10-29
    soldstatus $99,000 Closed 907-char remark

    Show marketing remark (907 chars)

    Welcome home to 137 York Road! This 3 bed 2 bath home has been meticulously cared for and is ready for its next owner. Step up to the covered front porch with composite decking and into the entry that flows seamlessly into the living room. Large windows give this space tons of natural light that carries through the open concept into the dining room and kitchen. Abundance of kitchen cabinets allows for plenty of storage. Additional space off kitchen with door leading to front deck is perfect for home office area or additional seating space. The large owner's suite has a walk-in closet, ensuite with two sinks, glass shower, and tub. Two additional bedrooms, a full bathroom, and a laundry room complete this lovely home. Step outside through the sliding door to a composite deck on side of the house. Conveniently located between Cranberry and Zelienople in the desirable 55+ community of Oak Springs.

14. 2024-09-20
    status Pending 907-char remark

    Show marketing remark (907 chars)

    Welcome home to 137 York Road! This 3 bed 2 bath home has been meticulously cared for and is ready for its next owner. Step up to the covered front porch with composite decking and into the entry that flows seamlessly into the living room. Large windows give this space tons of natural light that carries through the open concept into the dining room and kitchen. Abundance of kitchen cabinets allows for plenty of storage. Additional space off kitchen with door leading to front deck is perfect for home office area or additional seating space. The large owner's suite has a walk-in closet, ensuite with two sinks, glass shower, and tub. Two additional bedrooms, a full bathroom, and a laundry room complete this lovely home. Step outside through the sliding door to a composite deck on side of the house. Conveniently located between Cranberry and Zelienople in the desirable 55+ community of Oak Springs.

15. 2024-08-08
    price $100,000 907-char remark

    Show marketing remark (907 chars)

    Welcome home to 137 York Road! This 3 bed 2 bath home has been meticulously cared for and is ready for its next owner. Step up to the covered front porch with composite decking and into the entry that flows seamlessly into the living room. Large windows give this space tons of natural light that carries through the open concept into the dining room and kitchen. Abundance of kitchen cabinets allows for plenty of storage. Additional space off kitchen with door leading to front deck is perfect for home office area or additional seating space. The large owner's suite has a walk-in closet, ensuite with two sinks, glass shower, and tub. Two additional bedrooms, a full bathroom, and a laundry room complete this lovely home. Step outside through the sliding door to a composite deck on side of the house. Conveniently located between Cranberry and Zelienople in the desirable 55+ community of Oak Springs.

16. 2024-07-16
    status Active 907-char remark

    Show marketing remark (907 chars)

    Welcome home to 137 York Road! This 3 bed 2 bath home has been meticulously cared for and is ready for its next owner. Step up to the covered front porch with composite decking and into the entry that flows seamlessly into the living room. Large windows give this space tons of natural light that carries through the open concept into the dining room and kitchen. Abundance of kitchen cabinets allows for plenty of storage. Additional space off kitchen with door leading to front deck is perfect for home office area or additional seating space. The large owner's suite has a walk-in closet, ensuite with two sinks, glass shower, and tub. Two additional bedrooms, a full bathroom, and a laundry room complete this lovely home. Step outside through the sliding door to a composite deck on side of the house. Conveniently located between Cranberry and Zelienople in the desirable 55+ community of Oak Springs.

17. 2024-05-28
    historical Contingent 907-char remark

    Show marketing remark (907 chars)

    Welcome home to 137 York Road! This 3 bed 2 bath home has been meticulously cared for and is ready for its next owner. Step up to the covered front porch with composite decking and into the entry that flows seamlessly into the living room. Large windows give this space tons of natural light that carries through the open concept into the dining room and kitchen. Abundance of kitchen cabinets allows for plenty of storage. Additional space off kitchen with door leading to front deck is perfect for home office area or additional seating space. The large owner's suite has a walk-in closet, ensuite with two sinks, glass shower, and tub. Two additional bedrooms, a full bathroom, and a laundry room complete this lovely home. Step outside through the sliding door to a composite deck on side of the house. Conveniently located between Cranberry and Zelienople in the desirable 55+ community of Oak Springs.

18. 2024-05-26
    listed $109,900 Active 907-char remark

    Show marketing remark (907 chars)

    Welcome home to 137 York Road! This 3 bed 2 bath home has been meticulously cared for and is ready for its next owner. Step up to the covered front porch with composite decking and into the entry that flows seamlessly into the living room. Large windows give this space tons of natural light that carries through the open concept into the dining room and kitchen. Abundance of kitchen cabinets allows for plenty of storage. Additional space off kitchen with door leading to front deck is perfect for home office area or additional seating space. The large owner's suite has a walk-in closet, ensuite with two sinks, glass shower, and tub. Two additional bedrooms, a full bathroom, and a laundry room complete this lovely home. Step outside through the sliding door to a composite deck on side of the house. Conveniently located between Cranberry and Zelienople in the desirable 55+ community of Oak Springs.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $2,065 · $172/mo
• Projected year-2 tax: $2,065 · $172/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,553
• − Mortgage interest: −$4,985
• − Property taxes: −$2,065
• − Insurance: −$445
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − HOA: −$9,468
• − Depreciation: −$2,589
• Taxable income: $232
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $973/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Seneca Valley SD
• NCES district ID: 4222440
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 67% ▼ -12.00%
• Median HH income: $80,381
• Composite: 51.84/100
• National rank: #1666
• State rank: #73 of 539 in PA

Livability — Zelienople

• Score: 83/100
• State rank: #120
• US rank: #954

Category grades

Amenities C Commute F Cost of living A Crime A+ Employment B- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Butler County · 73,107 people
• Metro: Pittsburgh, PA
• Population (ZIP): 33,873
• Household income: $124,189
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 536.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 190,777 people
• By 2030: 191,476 · +0.4%
• By 2040: 189,474 · -0.7%
• By 2050: 182,050 · -4.6%
• By 2075: 159,526 · -16.4%
• By 2100: 129,028 · -32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Asian 4% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+32.2) · D 33.5% · R 65.7%
• 2008→2024 swing: -4.8pp toward R · 2008: -27.4pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+32.5 2016: R+37.5 2012: R+34.9 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.35%
• Current HPI: 276.4597
• Rent YoY: ▼ -1.93%
• Metro: Pittsburgh, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

-19.0% since first listed

9 events — show timeline

• 2026-05-04 Relisted — West Penn MLS
• 2026-04-23 Pending — West Penn MLS
• 2026-03-27 Listed $89,000 West Penn MLS
• 2024-10-29 Sold (MLS) $99,000 West Penn MLS
• 2024-09-20 Pending — West Penn MLS
• 2024-08-08 Price Changed $100,000 West Penn MLS
• 2024-07-16 Relisted — West Penn MLS
• 2024-05-28 Contingent — West Penn MLS
• 2024-05-26 Listed $109,900 West Penn MLS

Property tax history

+2.2%/yr

Latest (2026): $2,065 · +4.5% YoY. Source: county tax records.